164 Kingfield Dr · Columbia, SC 29061

$259,900

4 bd · 2.5 ba · 1,760 sqft · SingleFamily · 96 Days on market

Built 2026 Good condition 6,969 sqft lot $46/mo HOA · 2% of rent

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +12.4/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• DSCR +3.7/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover a new way of living at Chestnut Ridge North, a growing community designed with connection, convenience, and modern lifestyles in mind. The Nichols floorplan stands out as a beautifully crafted home that blends everyday functionality with stylish comfort. From the moment you walk in, you’re welcomed by a spacious family room that feels both open and inviting, perfect for relaxing evenings or gathering with loved ones. The thoughtfully designed layout leads you to a sleek rear kitchen, ideal for everything from quick weekday meals to weekend entertainment. Upstairs, your private retreat awaits. The generous primary suite features a well-appointed ensuite bath and a large walk-i

Key facts

• Private retreat
• Large walk-in closet
• Spacious family room

Tags

• SPACIOUS FAMILY ROOM
• SLEEK REAR KITCHEN
• PRIVATE RETREAT
• WELL-APPOINTED ENSUITE BATH
• LARGE WALK-IN CLOSET
• UPSTAIRS LAUNDRY ROOM

Property features AI

Finance

• HOA & community: Community with homeowners association; Association maintains common areas and sidewalks; Sidewalk community; New-construction builder warranty

Exterior

• Parking: Attached garage (2-car) — garage on main level; Total of 6 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family property; Main living areas on the main level; Bedrooms on the second level
• Construction: Slab foundation
• Exterior features: Patio; Sprinkler system; Partial gutters; Stone and vinyl exterior finish; Paved road frontage

Interior

• Kitchen: Island; Pantry; Wood cabinets; Quartz countertops; Recessed lighting; Luxury vinyl plank flooring
• Bedrooms: Master suite with double vanity, private bath, separate shower, walk-in closet and recessed lighting (located on second level); Three additional bedrooms with shared baths, tub/shower combinations, private closets and recessed lighting (located on second level)
• Flooring: Carpet in bedrooms; Luxury vinyl plank in main living areas and kitchen
• Bathrooms: Two full bathrooms; One partial bathroom; One main half bath
• Heating & cooling: Central heating; Central cooling; Gas range
• Interior features: Garage opener; Smoke detector; Attic access; Recessed lighting; Heated laundry space; Luxury vinyl plank flooring in living areas
• Laundry & utility: Washer/dryer area on second level; Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-43 ($-512/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (12.4% below list).
• Recommended offer: $228k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 5.0% in Columbia — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 78/100 on livability (#18 in SC, #2,436 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D, crime F.
• Richland 01 (urban): math 26% / reading 36% proficiency, ranked #54 of 80 in SC (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Horrell Hill Elementary (math 17% / reading 17%, grade F, #515 of 597 statewide, top 89%, 562 students, 100% FRL); Lower Richland High (math 5% / reading 64%, grade F, #185 of 196 statewide, top 94%, 1,244 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 335 active listings in the ZIP; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• At $2,278/mo this rent would consume 45% of the median local household income ($60k/yr) (locally 236% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.

Recommended offer $227,775 (12.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.88% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.38×
• Total profit: $-44,771
• Equity at exit: $38,752

10-year hold

• IRR: -9.4%
• Equity multiple: 0.42×
• Total profit: $-42,232
• Equity at exit: $22,471

Cash invested: $72,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29061

• Home prices YoY: -22.8%
• Active inventory: 335
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,278 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA: −$46
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-43

Break-even live

Break-even rent $2,332

Max offer price $253,723

Occupancy floor 97%

Sensitivity live

Price	-10% $137	-5% $47	+0% $-43	+5% $-132	+10% $-222
Rent	-10% $-223	-5% $-133	+0% $-43	+5% $47	+10% $137
Rate	-1.0pp $88	-0.5pp $23	base $-43	+0.5pp $-110	+1.0pp $-179

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 18 events

1. 2026-06-21
   days on market $259,900 Active 96 DOM
2. 2026-06-18
   days on market $259,900 Active 93 DOM
3. 2026-06-17
   days on market $259,900 Active 92 DOM
4. 2026-06-16
   days on market $259,900 Active 91 DOM
5. 2026-06-15
   days on market $259,900 Active 90 DOM
6. 2026-06-14
   days on market $259,900 Active 88 DOM
7. 2026-06-10
   days on market $259,900 Active 85 DOM
8. 2026-06-09
   days on market $259,900 Active 84 DOM
9. 2026-06-08
   days on market $259,900 Active 83 DOM
10. 2026-06-07
    days on market $259,900 Active 82 DOM
11. 2026-06-03
    days on market $259,900 Active 78 DOM
12. 2026-06-03
    days on market $259,900 Active 77 DOM
13. 2026-06-01
    days on market $259,900 Active 76 DOM
14. 2026-06-01
    price $259,900 Active 75 DOM
15. 2026-05-31
    days on market $266,420 Active 75 DOM
16. 2026-04-01
    price $266,420
17. 2026-03-28
    price $264,420
18. 2026-03-17
    listed $261,175 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,333
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − HOA: −$552
• − Depreciation: −$7,561
• Taxable loss: −$4,909
• Est. tax savings @ 24.0%: +$1,178
• After-tax cash flow: $666/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 5 photos

Good 80/100 Cosmetic rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready with a modern and well-maintained interior and exterior. The home has a good ROI potential for both resale and rental markets.

Value-add opportunities

• Resale Paint exterior trim — Fresh paint can enhance curb appeal and home value.
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Fresh paint can enhance curb appeal and home value. ↑
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs for tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Richland 01
• NCES district ID: 4503360
• Math proficiency: 26% ▼ -7.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $38,931
• Composite: 25.94/100
• National rank: #7335
• State rank: #54 of 80 in SC

Livability — Columbia

• Score: 78/100
• State rank: #18
• US rank: #2436

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment D Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Richland County · 389,530 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 12,538
• Household income: $60,307
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 236.0

Population outlook (Richland County) Hauer SSP2

• Today (2025): 459,667 people
• By 2030: 487,524 · +6.1%
• By 2040: 542,035 · +17.9%
• By 2050: 595,371 · +29.5%
• By 2075: 732,998 · +59.5%
• By 2100: 820,415 · +78.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 23% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Richland

• 2024 margin: Solid D (+34.6) · D 66.4% · R 31.8% · Other 1.8%
• 2008→2024 swing: +5.7pp toward D · 2008: 28.9pp · 2024: 34.6pp
• All cycles: 2024: D+34.6 2020: D+38.3 2016: D+32.9 2012: D+33.3 2008: D+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.44%
• Current HPI: 194.8986
• Rent YoY: —
• Metro: Columbia, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+2.0% since first listed

3 events — show timeline

• 2026-04-01 Price Changed $266,420 Consolidated MLS
• 2026-03-28 Price Changed $264,420 Consolidated MLS
• 2026-03-17 Listed $261,175 Consolidated MLS